New Smyrna Beach 32168

Deltona-Daytona Beach-Ormond Beach, FL · Volusia County, FL · 22,579 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

48affordability /100

Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.

Payment burden
31.6%
stretched
Days on market
66
daily
Price cuts
30.1%
of active
Valuation
-10.5%
vs assessor
Look up an address
54
/100
mixed
cooling · balanced · prices easing year-over-year.

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

60/ 100SellerBalancedBuyer
Negotiate Hard
Needs 5.1% correction for affordability
DOM: 85d (falling) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)60
Supply & Demand (20%)100
Buy vs Rent (15%)25
Cancellation Rate (10%)50
Days on Market (5%)75

Moderate buyer leverage in 32168. Room to negotiate 5-10% below list. Payment burden: 31.7% of median income. Median days on market: 85. Renting is approximately 25% cheaper than buying (price-to-rent ratio: 15.0). Market appears 12% overpriced vs. assessed values.

What to Offer

Offer 5-10% below list. You have room to negotiate.

Conditions resemble 2019 pre-pandemic levels — moderate overvaluation with slowing demand. Negotiation room exists.
COOLINGBALANCED

Market is cooling with expanding inventory. Conditions are balanced between buyers and sellers. Prices down 1.6% YoY.

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Market snapshoteach number, once

Median price
$380,631
▾ 1.6% YoY
Days on market
66
daily · zip_data
Median rent
$2,121
ZORI
Investor score
65/100
cash-flow lens
Active listings
263
90-day

Valuation3 lenses, different anchors

vs assessor
-10.5%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$340,700
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+68.0%
County-wide market — the widest, slowest signal.
Volusia+68.0%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$209
Price-to-income5.2×

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How 32168 ranks in FL
percentile vs all FL ZIPs
Comparative ranking not available for this ZIP.

Affordability, supply & momentum

23SUPPLY
OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply19.6 mo
Days on Market66d
Inv vs History-19.6%
Listing Density19.2/1k
Market dynamics
Price cut %30.1%
Momentumcooling
LeverageBALANCED
Months of supply19.6
Sales (90d)0
Investment analysis
Median rent$2,121
Price-to-rent15.0
Est. cap rate4.3%
Buy vs rentneutral

Livability

Walk score2
Transit score—
Bike score—

Historical trends

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Volusia County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

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Deltona–Daytona Beach Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Volusia County